206 Whispering Pines Dr · Rancho Cordova, CA 95670

$69,888

2 bd · 2.0 ba · 960 sqft · Manufactured · 28 Days on market

Built 1972 $73/sqft · at area comps Est $70k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New carpet and pad thru out except for the bamboo flooring in some areas. Well priced for a 2-bedroom 2 bath manufactured home, Some minor repairs and painting needed. However what a price for this 1972 unit. Surrounded by well-maintained properties. Two storage units and upgraded air conditioner. This is a wonderful opportunity for someone to create sweat equity. Park offers swimming pool, spa and recreation room. Many activities such as bingo, cardroom, 3 pool tables and more.

Key facts

• Recreation room
• Spa
• Swimming pool

Tags

• BAMBOO FLOORING
• UPGRADED AIR CONDITIONER
• SWIMMING POOL
• SPA
• RECREATION ROOM
• STORAGE UNITS

Property features AI

Finance

• Other: Part of a community with 368 total units
• Financial info: Land lease: No (listed land lease amount present for reference)
• HOA & community: No homeowners association; Senior community

Exterior

• Parking: Off-street parking; Covered parking; Boat storage; Guest parking available; Deck (listed among parking features)
• Utilities: Individual electric meter; Individual gas meter; Natural gas connected; Public sewer; Public water via water district; Internet available
• Home design: Manufactured in-park double wide; Original condition; Built in 1972
• Construction: Wood skirting; Composition roof; Cameron manufactured unit
• Exterior features: Fenced yard with landscaped front and back; Backyard and front yard; Close to clubhouse; Carport awning and porch awning; Shed/outbuilding/storage; Deck attached to family room

Interior

• Kitchen: Pantry cabinet; Kitchen island; Laminate countertops; Free standing gas range and oven; Free standing refrigerator; Range hood; Disposal
• Bedrooms: Two bedrooms (including a master bedroom)
• Flooring: Carpet; Simulated wood/laminate; Linoleum
• Bathrooms: Two full bathrooms; Shower stall(s) and tub with shower over
• Heating & cooling: Central heating (gas); Central cooling with ceiling fan(s)
• Interior features: Accessible full bathroom; Accessible kitchen; Window screens and coverings; Dual-pane full windows; Carpeted porch steps and covered deck with railing; Storage and utility room
• Laundry & utility: Laundry closet with hookups only; Electric water heater; 220V in laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.0% vs local median 3.0% in Rancho Cordova — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#268 in CA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B; Watch: schools C-, commute C-, crime D.
• San Juan Unified (suburban): math 40% / reading 62% proficiency, ranked #138 of 517 in CA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 223 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,825 units permitted in Sacramento County in 2024 (1,752 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sacramento County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,839 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.93% ✓
• Cap rate: 26.97%
• Cash-on-cash: 73.84%
• DSCR: 4.29
• GRM: 2.8

CMA / ARV

• ARV (median comp): $69,895
• List price: $69,888
• Delta: -0.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Golden Inn Way	0.14mi	2/2.0	960 (0%)	1mo	$58,000	$60	93
290 Sunny Hills Dr #290	0.29mi	2/2.0	960 (0%)	0mo	$108,000	$113	86
1 Nobel Crest Ln	0.16mi	2/2.0	960 (0%)	14mo	$120,000	$125	82
259 Rocky Hills Ln	0.25mi	2/1.0	990 (+3%)	6mo	$94,900	$96	74
66 Pineacre Ln	0.06mi	2/2.0	1,080 (+12%)	8mo	$126,900	$118	70
86 Wilderness Rd	0.08mi	3/2.0 (+1)	1,029 (+7%)	12mo	$121,000	$118	69
131 Royal Wood Ln	0.20mi	2/2.0	1,095 (+14%)	3mo	$140,000	$128	65
146 Gumtree Dr	0.09mi	2/2.0	1,100 (+15%)	10mo	$126,000	$115	63
19 Golden Inn Way	0.15mi	2/2.0	816 (-15%)	10mo	$120,000	$147	60
134 Gumtree Dr	0.14mi	1/1.0 (-1)	850 (-12%)	9mo	$69,888	$82	58
126 Royalwood Ln	0.22mi	3/2.0 (+1)	1,080 (+12%)	14mo	$110,000	$102	53
18 Golden Inn Way	0.15mi	1/1.0 (-1)	828 (-14%)	10mo	$35,000	$42	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 71.3%
• Equity multiple: 4.12×
• Total profit: $61,122
• Equity at exit: $10,421

10-year hold

• IRR: 74.7%
• Equity multiple: 7.91×
• Total profit: $135,270
• Equity at exit: $6,043

Cash invested: $19,569 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95670

• Rents YoY: 0.9%
• Active inventory: 223
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$367
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,204

Break-even live

Break-even rent $522

Max offer price $69,888

Occupancy floor 36%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $17,472
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2220 Cemo Cir Gold River, CA	2.0–3.0	2.0	1203	$2,499	$2.08	2d	7	0.19mi
11150 Trinity River Dr Rancho Cordova, CA	2.0–3.0	2.0	1091	$1,850	$1.69	44d	2	0.21mi
11150 Trinity River Dr #79 Rancho Cordova, CA	2.0	1.0	941	$1,980	$2.10	24d	1	0.24mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,225	$2.63	2d	1	0.44mi
2330 Vehicle Dr Rancho Cordova, CA	1.0–2.0	1.0–2.0	847	$2,230	$2.63	20d	9	0.44mi
2437 Rashawn Dr Rancho Cordova, CA	2.0	1.0	970	$1,900	$1.96	8d	1	0.61mi
11070 Hirschfeld Way Rancho Cordova, CA	1.0–2.0	1.0	800	$1,880	$2.35	3d	4	0.66mi
11260 Point East Dr Rancho Cordova, CA	1.0–2.0	1.0	615	$1,985	$3.23	2d	29	0.68mi
10890 Coloma Rd Rancho Cordova, CA	2.0	1.0	925	$1,499	$1.62	24d	3	0.79mi
10870 Coloma Rd Rancho Cordova, CA	2.0	1.0	950	$1,499	$1.58	3d	1	0.89mi
1990 Benita Dr Rancho Cordova, CA	2.0	1.5	960	$2,300	$2.40	44d	1	0.98mi
10780 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	760	$1,515	$1.99	3d	7	1.05mi
10922 Scotsman Way Rancho Cordova, CA	2.0	2.0	1100	$2,050	$1.86	18d	1	1.20mi
2652 Los Nogales Way Rancho Cordova, CA	2.0	2.0	1000	$2,000	$2.00	44d	1	1.27mi
2657 McGregor Dr Rancho Cordova, CA	2.0	2.0	1012	$1,595	$1.58	44d	1	1.30mi
10680 Coloma Rd Rancho Cordova, CA	1.0–2.0	1.0	730	$1,889	$2.59	2d	11	1.32mi

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $198 · $16/mo
• Projected year-2 tax: $531 · $44/mo
• Expected delta: +$333/yr (+$28/mo · 168.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 10/10 Extreme 33 unhealthy d/yr today · 35 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,551
• − Mortgage interest: −$3,915
• − Property taxes: −$198
• − Insurance: −$349
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$2,033
• Taxable income: $14,128
• Est. tax owed @ 24.0%: −$3,391
• After-tax cash flow: $11,059/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Juan Unified
• NCES district ID: 0634620
• Math proficiency: 40% ▲ 3.00%
• Reading proficiency: 62% ▲ 16.00%
• Median HH income: $55,655
• Composite: 44.07/100
• National rank: #2878
• State rank: #138 of 517 in CA

Livability — Rancho Cordova

• Score: 68/100
• State rank: #268
• US rank: #9126

Category grades

Amenities C Commute C- Cost of living F Crime D Employment B Housing A+ Health & safety C User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Cordova, CA
• County: Sacramento County · 1,539,646 people
• City population: 98,329
• Metro: Sacramento-Roseville-Folsom, CA
• Population (ZIP): 58,819
• Household income: $89,484
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2389.0

Population outlook (Sacramento County) Hauer SSP2

• Today (2025): 1,660,763 people
• By 2030: 1,732,990 · +4.3%
• By 2040: 1,855,755 · +11.7%
• By 2050: 1,941,335 · +16.9%
• By 2075: 2,046,162 · +23.2%
• By 2100: 1,961,444 · +18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 21% Two or more races 12% Asian 12% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scotch-Irish 2% Subsaharan African 2% Italian 2%
• Foreign-born: 24% · Canada, Vietnam, South Korea
• Languages at home: 66% English-only · Spanish 13% Other Indo-European 7% Russian/Polish/Slavic 5%

Political lean MEDSL · Sacramento

• 2024 margin: D (+19.7) · D 58.1% · R 38.4% · Other 3.5%
• 2008→2024 swing: +0.7pp no change · 2008: 19.0pp · 2024: 19.7pp
• All cycles: 2024: D+19.7 2020: D+25.3 2016: D+23.7 2012: D+16.3 2008: D+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -263.38%
• Current HPI: 300.0788
• Rent YoY: ▲ 0.90%
• Metro: Sacramento-Roseville-Folsom, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Property tax history

+1.7%/yr

Latest (2025): $198 · -3.7% YoY. Source: county tax records.